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Year 5 disposal
BMV -14%
⊞ View all 29
73/ 100
Solid
Real 18.35% Rent by the room return before costs with manageable risks.
Why it works
- 9.53% return before costs — above-market
- 18.4% Rent by the room return before costs (net 9.12% after CapEx + bills) — conversion play
- Priced below market -14% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£105/mo
Barely breaks even each month
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
2.7%/yr
Modest annualised return
Cash left in
£40K
Stays in after refinancing at value
Price £130KCash to buy £55KReturn before costs on price · Rent by the room 18.35%5-yr return on cash 19%Rent est. £1,032 (£902–£1,181)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £902–£1,181/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,669–£16,183 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£105
after mortgage, operating costs & tax
Rent in£1,032/mo gross
£992/mo collected · £40/mo lost to voids
Where it goes
£528Mortgage£334Costs
£105/mo left as profit · 11% of rent kept
Mortgage£528
Costs£334
Management£103
Maintenance£50
Insurance£20
CapEx reserve£52
Voids + council tax£5
Ltd co. accounts£104
Tax£25
Profit+£105
Returns
Return before costs on price9.53%
Cash return on cash2.28%
Gross margin£658
Cash needed£55,309
Monthly profit payback43y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £12,384 | £4,013 | £6,338 | £0 | £386 | £1,648 | £1,648 |
| Year 2 | £12,756 | £4,133 | £6,338 | £0 | £434 | £1,851 | £3,499 |
| Year 3 | £13,138 | £4,257 | £6,338 | £0 | £483 | £2,061 | £5,560 |
| Year 4 | £13,532 | £4,385 | £6,338 | £0 | £534 | £2,276 | £7,836 |
| Year 5 | £13,938 | £4,516 | £6,338 | £0 | £586 | £2,499 | £10,334 |
Disposal gain (gross)-£9,917
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortST5 2NL · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Manchester · 50.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 764 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,348–£9,932
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,404–£16,044
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history158d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£59,000 in 2007 → £130,000 asking
+120.3%in 19y
- 2007£59,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£105/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 9.53% | +£105 | £55,309 | 18.7% | Low | Feasible |
| Housing-benefit rent | 5.47% | -£267 | £55,309 | -21.9% | Med | Feasible |
| Council lease | 0.00% | -£702 | £55,309 | -77.4% | Low | Feasible |
| Refurb & refinance | 9.53% | +£105 | £66,433 | 15.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £154,483 | 1% | Med | Feasible |
| Rent by the room | 18.35% | -£509 | £85,309 | -24.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £593
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£306/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 9.53% as-is
Room mix (3 lettable rooms)
3× Double @ £663/mo
≈ £1,988/mo gross room income
As-is Rent it out
Monthly profit+£103
Return before costs on price9.53%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£306
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£41,080–£77,390full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,056–£5,348
- Replumb£2,292–£4,584
- Windows£7,640–£13,752
- Paint + decor£5,348–£9,932
- Flooring£8,404–£16,044
Based on 959 HMO comps within 617 m
Comparables
sold within 0.5 miWide · CV 36.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Giles' and St George's Church of England AcademyPrimary · Academy converter · ST5 2NB
- Not ratedNewcastle and Stafford Colleges Group16 plus · Further education · ST5 2GB
- Not ratedBlackfriars AcademyNot applicable · Academy special converter · ST5 2TF
- Not ratedCoppice AcademyNot applicable · Academy special converter · ST5 2EY
- Not ratedEdenhurst Preparatory SchoolNot applicable · Other independent school · ST5 2PU
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£12,384
Section 24 credit£0
Annual tax due£386
Post-tax Monthly profit annual£1,172
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£10,334
Rates as of Oct 2024
Acquisition costs
£55,309cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£11,559
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£55,309
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Heywoods Estate Agents welcome to the market this three bedroom end townhouse on Poolfield Avenue, Newcastle-under-Lyme, offered for sale with no upward chain.
The property offers a great opportunity for buyers looking for a home they can update and improve to their own taste. With generous accommodation, a practical layout and gardens to both the front and rear, it provides plenty of scope for those wanting to put their own stamp on a property in a convenient residential lo…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
ST5 · same beds + typeMedian nearby: £895/mo · 1 of 1 already let-£137 vs our est
- London Road, Chesterton, Newcastle, S…Let3b£895/moMay 2026
Listing metarightmove · Heywoods
About this listing
158 days · RightmovePrice history
5-year price trend
Monthly profit
+£105
Cash needed
£55K
Return after costs
2.28%
IRR
2.73%
Listed 158d ago
48, POOLFIELD AVENUE, NEWCASTLE, ST5 2NL
terraced · 3 bed · 1 bath · 764 sqft
£130,000
est £1,032 · 9.53% gross
EPC C
Priced below market
1 / 29
73/100
Solid
Real 18.35% — fundamentals work.
Priced below market -14% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.53% Return before costs — above-market
18.4% Rent by the room Return before costs — conversion play
Price
£130K
14% below sold comps
Return before costs (best)
18.35%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £902–£1,181/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,669–£16,183 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£105
after mortgage, operating costs & tax
Rent in£1,032/mo gross
£992/mo collected · £40/mo lost to voids
Where it goes
£528Mortgage£334Costs
£105/mo left as profit · 11% of rent kept
Mortgage£528
Costs£334
Management£103
Maintenance£50
Insurance£20
CapEx reserve£52
Voids + council tax£5
Ltd co. accounts£104
Tax£25
Profit+£105
Returns
Return before costs on price9.53%
Cash return on cash2.28%
Gross margin£658
Cash needed£55,309
Monthly profit payback43y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £593
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £12,384 | £4,013 | £6,338 | £0 | £386 | £1,648 | £1,648 |
| Year 2 | £12,756 | £4,133 | £6,338 | £0 | £434 | £1,851 | £3,499 |
| Year 3 | £13,138 | £4,257 | £6,338 | £0 | £483 | £2,061 | £5,560 |
| Year 4 | £13,532 | £4,385 | £6,338 | £0 | £534 | £2,276 | £7,836 |
| Year 5 | £13,938 | £4,516 | £6,338 | £0 | £586 | £2,499 | £10,334 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 36.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£296
CGT yr 5£0 · company level
5y net total£10,334
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£11,559
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£55,309
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
Heywoods Estate Agents welcome to the market this three bedroom end townhouse on Poolfield Avenue, Newcastle-under-Lyme, offered for sale with no upward chain.
The property offers a great opportunity for buyers looking for a home they can update and improve to their own taste. With generous accommodation, a practical layout and gardens to both the front and rear, it provides plenty of scope for those wanting to put their own stamp on a property in a convenient residential lo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice